Home Report - OnTheMarket · 77 Adamton Road North Prestwick KA9 2EU Ayr AYR-2017\07\0089 Inspection Date:- 21/07/2017 First Inspection Date (if applicable):- Page 3 of 27 Age (year

$Page 1: Home Report - OnTheMarket · 77 Adamton Road North Prestwick KA9 2EU Ayr AYR-2017\07\0089 Inspection Date:- 21/07/2017 First Inspection Date (if applicable):- Page 3 of 27 Age (year$
Home Report

77 Adamton Road North Prestwick KA9 2EU Date of Valuation: 21 July 2017 AIMS Ref: FHL\CG\CN\2017\07\0089

77 Adamton Road North Prestwick KA9 2EU Ayr AYR-2017\07\0089 Inspection Date:- 21/07/2017 First Inspection Date (if applicable):-

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single survey

survey report on:

Property address 77 Adamton Road North Prestwick KA9 2EU

Customer Sandra Murphy

Prepared by Charlie Gilmour, Associate, BSc(Hons) PgDip MRICS


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1. Information and scope of inspection

This section tells you about the type, accommodation, neighbourhood, age and construction of the

property. It also tells you about the extent of the inspection and highlights anything that the surveyor

could not inspect.

All references to visual inspection refer to an inspection from within the property without moving any

obstructions and externally from ground level within the site and adjoining public areas. Any references

to left or right in a description of the exterior of the property refer to the view of someone standing facing

that part of the property from the outside.

The inspection is carried out without causing damage to the building or its contents and without

endangering the occupiers or the surveyor. Heavy furniture, stored items and insulation are not moved.

Unless identified in the report the surveyor will assume that no harmful or hazardous materials or

techniques have been used in the construction. The presence or possible consequences of any site

contamination will not be researched.

Services such as TV/cable connection, internet connection, swimming pools and other leisure facilities etc.

will not be inspected or reported on.

Description The subjects comprise of an extended two storey, semi-detached

house.

The subjects are estimated to have been constructed circa 1930

(estimated for Home Report purposes).

Accommodation The accommodation comprises:

Ground Floor: Entrance Vestibule, Hallway, Living Room, Kitchen

with extension portion off and Shower Room (with WC) off.

First Floor: Upper Landing, Three Bedrooms and Bathroom (with WC).

Attic Space: Fully floored and lined attic space, altered configuration

classed as storage accommodation only, as no fixed stair access.

Gross internal floor area (m²) 109 sq m or thereby.

Neighbourhood and location The subjects are located within an established district of Prestwick,

where surrounding properties vary in design and character. All local

amenities and facilities can be found within a reasonable distance.


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Age (year built) Built circa 1930

Weather It was dry and overcast at the time of our inspection.

Chimney stacks The chimney stack was viewed from our ground level external vantage

point only and is of brick construction and of a mutual nature.

Currently the provision provides ventilation for the solid fuel fire

contained within the living room apartment.

No other provision is utilised within the subjects.

Visually inspected with the aid of binoculars where appropriate.


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Roofing including roof space The roof is of multi-pitched design and overlaid with the assumed

original tiled finish. Additionally, there is a flat section of roof covering

over the bay projection, which is assumed to be clad in copper (or

equivalent).

The newer, rear extension portion of the subjects has a mono-

pitched and tile clad roof, with additional Velux styled windows set

within.

The roof space has been fully floored and lined and re-configured to

provide the current storage facilities set within.

It is anticipated that documentation pertains to these alteration

works as noted on the date of our survey and the legal pack can

provide further clarity in this regard.

Additionally, there has been a Velux styled window installed within

the original roof structure. No full eaves sections were accessed on

the date of our inspection on the fully floored and lined attic space.

As a result, no commentary can be given therein.

Sloping roofs were visually inspected with the aid of binoculars where

appropriate.

Roof spaces were visually inspected and were entered where there

was safe and reasonable access, normally defined as being from a 3m

ladder within the property. If this is not possible , then physical

access to the roof space may be taken by other means if the Surveyor

deems it safe and reasonable to do so.

Rainwater fittings The rainwater fittings are formed in a combination of cast iron and PVC

materials.


Main walls The main walls are of assumed brick construction, having a

predominantly rendered external outer leaf. The render has a paint

applied finish.


Foundations and concealed parts were not exposed or inspected.


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Windows, external doors and

joinery

The subjects are accessed by way of a set of timber storm doors, which

leads in turn to a glazed internal door to the property itself.

The window openings are of double glazing throughout and as

previously mentioned, include Velux styled provision.

Internal and external doors were opened and closed where keys

were available.

Random windows were opened and closed where possible.

Doors and windows were not forced open.

External decorations Painted/ varnished finishes to external renderwork, masonry,

metalwork and timberwork.

Visually inspected.

Conservatories / porches Not applicable.

Communal areas The extent of communal areas pertaining to the subjects and

maintenance obligations should be confirmed and clarified by

reference to the Title Deeds.

Circulation areas visually inspected.

Garages and permanent

outbuildings

On the date of our inspection there was a single brick built garage

provided within the rear grounds pertaining to the subjects. It should

be appreciated that on the date of our inspection there was a motor

vehicle contained within and that the roof is of a profile sheeting

material, assumed to have an asbestos content.

The garage was accessed by way of timber entrance doors and has a

rendered external façade.

Visually inspected.


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Outside areas and boundaries The extent of outside areas and boundaries pertaining to the subjects

and maintenance obligations should be confirmed and clarified by


The subjects have private grounds to all sides. Front grounds

incorporate the aggregate finishes bounded by way of brick walling,

which provides the off-street parking provision. Rear grounds are

bounded by way of brick and timber fencing and include areas of

mature planting set within.

Visually inspected.

Ceilings The ceilings within the subjects are assumed to be formed in

plastered/plasterboard finishes.

Visually inspected from floor level.

Internal walls The internal walls within the subjects are a combination of plastered

and plasterboard finishes.

Visually inspected from floor level.

Using a moisture meter, walls were randomly tested for dampness

where considered appropriate.

Floors including sub floors The floors are of assumed suspended timber construction.

We had no access to any sub-floor areas at the time of our

inspection.

On the date of our inspection fitted floor coverings were present

throughout.

Surfaces of exposed floors were visually inspected. No carpets or

floor coverings were lifted.


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Internal joinery and kitchen

fittings

Internal joinery incorporates timber skirtings and door facings,

together with internal pass doors of glazed and timber construction.

There is a timber balustrade within the subjects.

The kitchen fittings incorporate a range of floor and wall mounted

units.

Built-in cupboards were looked into but no stored items were moved.

Kitchen units were visually inspected excluding appliances.

Chimney breasts and fireplaces On the date of our inspection there was a solid fuel fire contained

within the living room apartment.

Visually inspected. No testing of the flues or fittings was carried out.

Internal decorations Internal decorations incorporate paper, paint and tiled features.

Visually inspected.

Cellars Not applicable.

Electricity Electricity is from the mains supply with the electrical switchgear

located within the store adjacent to the entrance of the subjects. The

circuitry incorporates a distribution board with circuit breakers.

Accessible parts of the wiring were visually inspected without

removing fittings. No tests whatsoever were carried out to the

system or appliances. Visual inspection does not assess any services

to make sure they work properly and efficiently and meet modern

standards. If any services are turned off, the surveyor will state that

in the report and will not turn them on.


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Gas Gas is from the mains supply with the meter located externally to the

gable elevation.

Accessible parts of the system were visually inspected without






Water, plumbing, bathroom

fittings

Bathroom fittings incorporate a three piece suite within the bathroom.

Shower room fittings incorporate a shower cubicle, wash hand basin

and WC.

Water piping, where visible, is run on copper and PVC.

Accessible parts of the system were visually inspected without






Heating and hot water Domestic heating and hot water are assumed to be provided by way

of the gas boiler, wall mounted and located within the understairs

cupboard accessed from the entrance hallway.

Accessible parts of the system were visually inspected apart from

communal systems, which were not inspected. No tests whatsoever

were carried out to the system or appliances.

Drainage All foul and surface water drainage is presumed to be to the main

public sewer. The system was not tested.

Drainage covers etc were not lifted.

Neither drains nor drainage systems were tested.


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Fire, smoke and burglar alarms Where not already in place, modern smoke alarms should be installed.

For security purposes, no comment will be made on burglar alarms.

Visually inspected.

No tests whatsoever were carried out to the system or appliances.

Additional limits to inspection Although considerable care was taken during the course of our

inspection to detect defects serious in nature, we were unable to

inspect those parts of the property which were covered, concealed or

inaccessible. In areas where no inspection was possible it has been

assumed that there are no defects that will have a material effect on

the valuation.

As stated in the attached Terms and Conditions, the testing of service

installations is outwith the scope of this inspection. It is therefore not

possible to confirm that all service installations comply with current

regulations.

The attic space has been fully floored and lined which restricted the

scope of our internal inspection.

No inspection for Japanese Knotweed was carried out and unless

otherwise stated for the purpose of this report, it is assumed that

there is no Japanese Knotweed within the boundaries of the property

or neighbouring properties.


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Sectional Diagram showing elements of a typical house

1 Chimney pots

2 Coping stone

3 Chimney head

4 Flashing

5 Ridge ventilation

6 Ridge board

7 Slates/tiles

8 Valley guttering

9 Dormer projection

10 Dormer flashing

11 Dormer cheeks

12 Sarking

13 Roof felt

14 Trusses

15 Collar

16 Insulation

17 Parapet gutter

18 Eaves guttering

19 Rainwater downpipe

20 Verge boards / skews

21 Soffit boards

22 Partition wall

23 Lath / plaster

24 Chimney breast

25 Window pointing

26 Window sills

27 Rendering

28 Brickwork / pointing

29 Bay window projection

30 Lintels

31 Cavity walls / wall ties

32 Subfloor ventilator

33 Damp proof course

34 Base course

35 Foundations

36 Solum

37 Floor joists

38 Floorboards

39 Water tank

40 Hot water tank

Reference may be made in this report to some or all of the above component parts of the property. This diagram may assist you in locating and understanding these items.


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2. Condition

This section identifies problems and tells you about the urgency of any repairs by using one of the

following three categories:

Category 3 Category 2 Category 1

Urgent repairs or replacement are needed now. Failure to deal

with them may cause problems to other parts of the property or

cause a safety hazard. Estimates for repairs or replacement are

needed now.

Repairs or replacement

requiring future attention,

but estimates are still

advised.

No immediate action or repair

is needed.

Structural movement

Repair category 1

Notes Within the limitations of our inspection, there was no significant structural

movement observed to the subjects.

Dampness, rot and infestation

Repair category 1

Notes Within the subjects, moisture meter readings revealed no evidence of any

significant dampness, rot or infestation.

Chimney stacks

Repair category 1

Notes Future maintenance should be anticipated to the chimney stack and

associated flashings.

We have been verbally informed that the chimney has been recently

swept/checked and it should be appreciated that this is required as good

practice, given the solid fuel nature of the provision.

Roofing including roof space

Repair category 2


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Notes Given the nature of the original roof, reactive repairs and regular ongoing

maintenance works should be anticipated. Whilst reactive and regular on-

going maintenance should help keep the roof structure watertight in the

short term a more extensive overhaul such as re-roofing will be required in

the medium term.

It should be appreciated that flat roof coverings/finishes do have a limited life

span and will require reactive repairs and regular on-going maintenance to

ensure that they remain in a wind and watertight condition. On the date of

inspection however, there was no visible evidence to suggest that any

significant deterioration had occurred.

The mono-pitched section of roof covering over the extension portion of the

subjects appeared to be in satisfactory condition having regard to age and

type.

Rainwater fittings

Repair category 1

Notes Upgrading to the rainwater fittings should be anticipated as part of future

maintenance works.

We would highlight that it was not raining during our inspection and would

recommend that all rainwater conductors be inspected during heavy rainfall in

order to ensure they allow a free run off of rainwater.

Main walls

Repair category 2

Notes There is evidence of cracking to the exterior rendered finish requiring repair

and on-going maintenance should be anticipated given its nature.

Localised sections of bossed render were noted, requiring repair.

Windows, external doors and joinery

Repair category 2


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Notes The windows, external doors and joinery are generally in satisfactory

condition having regard to age and type.

It was noted on the date of our inspection that the Velux styled window set

within the original portion of the roof structure has failed and allowed

condensation to form between the panes. In such circumstances the only

remedy is to replace the affected unit and we have been verbally informed, on

the date of our inspection, that these works are to be carried out at the

current owner`s earliest convenience.

Double glazing, can be problematic and over time the operation of the

windows can be affected and opening mechanisms damaged. In addition, seals

to double glazed units are prone to unexpected failure. It is therefore likely

that maintenance repairs will be required as part of an on-going maintenance

programme.

External decorations

Repair category 1

Notes In general terms, the external decoration of the subjects was seen to be in

a satisfactory state of repair.

Conservatories / porches

Repair category -

Notes N/A.

Communal areas

Repair category 1

Notes Confirmation should be sought in respect of the extent of common areas

and factoring requirements pertaining to the subjects.

Garages and permanent outbuildings

Repair category 2


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Notes Within the limitations of our inspection, no major defects were evident

likely to have a material effect on the market value, however, works of

ongoing maintenance and repair will be required in due course given its

nature.

The roof covering has an assumed asbestos content. The current informed

view is if left undisturbed, then this assumed asbestos content roof covering

will pose no hazard to health but if deemed necessary by an incoming

purchaser to be removed, then specialist advice should be sought prior to its

disturbance or renewal.

If it is the case that the garage is to be utilised to store a motor vehicle then

the suitability for use should be checked against the required dimensions,

prior to purchase.

Outside areas and boundaries

Repair category 1

Notes The exact extent of outside areas and boundaries pertaining to the subject

property and maintenance obligations should be confirmed and clarified by


Outside areas were seen to be in a satisfactory state of repair although they

will require regular on-going maintenance works, especially during the

growing season.

Boundaries will require on-going maintenance and repair, given their nature

and function.

It should be appreciated that given its timber nature, on-going maintenance

will be required to the timber decking and that additionally only a superficial

inspection has taken place and as a result no comment can be made upon the

sub-structure elements.

Ceilings

Repair category 1

Notes The ceiling finishes were seen generally to be in satisfactory condition

having regard to age and type.

Internal walls


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Repair category 1

Notes The internal wall finishes were seen generally to be in satisfactory condition

having regard to age and type.

Floors including sub-floors

Repair category 1

Notes The floor finishes were seen generally to be in satisfactory condition having

regard to age and type.

Internal joinery and kitchen fittings

Repair category 1

Notes Internal joinery and kitchen fittings were seen generally to be in satisfactory

condition having regard to age and type.

Glazed internal panels were present within the subjects. It should be

established whether or not these are of safety/tempered glass construction.

Confirmation of this should be obtained.

Chimney breasts and fireplaces

Repair category 1

Notes It is standard practice to recommend that the chimney should be

swept/checked prior to future use.

Internal decorations

Repair category 1

Notes The subjects have been decorated to a neutral standard. Some

modifications may be required to suit personal tastes.

Cellars

Repair category -


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Notes N/A.

Electricity

Repair category 2

Notes The electrical installation, where visible, appears to be of semi-modern

design. The system, however, was not tested as per the scope of our

inspection and a copy of a recent electrical testing certificate would require

to be exhibited to ensure the system is fully compliant with current

regulations. Any recommendation made in regards to the installation

should be undertaken.

Gas

Repair category 1

Notes Our valuation assumes that the gas installation and appliances within the

subjects comply with current Gas Safe standards.

Water, plumbing and bathroom fittings

Repair category 1

Notes Plumbing and sanitary fittings were seen from a visual inspection to be in

serviceable condition.

It is anticipated that the bathroom fittings will be modernised following a

change of ownership. Aspects of the plumbing system within this area may

also need upgrading and we have reflected these anticipated works in our

assessment of value.

A plumbing contractor can advise on the plumbing system, where required.

Heating and hot water

Repair category 1


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Notes The central heating system within the subjects is of semi-modern design

and as a result will not be as efficient as its more modern equivalent.

Confirmation should, however, be obtained that the system has been

recently serviced by a Gas Safe registered engineer to manufacturer`s

specification. Documentary evidence of recent servicing ideally should be

exhibited.

Drainage

Repair category 1

Notes Within the limitations of our inspection, no major defects were evident

likely to have a material effect on the market value.


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Set out below is a summary of the condition of the property which is provided for reference only. You

should refer to the previous comments for detailed information.

Structural movement 1 Category 3

Dampness, rot and infestation 1 Urgent repairs or

replacement are needed

now. Failure to deal with

them may cause problems to

other parts of the property or

cause a safety hazard.

Estimates for repairs or

replacement are needed

now.

Chimney stacks 1

Roofing including roof space 2

Rainwater fittings 1

Main walls 2

Windows, external doors and joinery 2

External decorations 1

Conservatories / porches - Category 2

Communal areas 1 Repairs or replacement

requiring future

attention, but estimates

are still advised.

Garages and permanent outbuildings 2

Outside areas and boundaries 1

Ceilings 1

Internal walls 1 Category 1

Floors including sub-floors 1 No immediate action or

repair is needed.

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars -

Electricity 2

Gas 1

Water, plumbing and bathroom fittings 1

Heating and hot water 1

Drainage 1

Remember

The cost of repairs may influence the amount someone is prepared to pay for the property. We recommend that

relevant estimates and reports are obtained in your own name.

Warning

If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious

Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability,

value and the sale price ultimately achieved for the property. This is particularly true during slow market conditions

where the effect can be considerable.


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3. Accessibility information

Guidance notes on accessibility information

Three steps or fewer to a main entrance door of the property: In flatted developments the ‘main entrance’

would be the flat’s own entrance door, not the external door to the communal stair. The ‘three steps or fewer’

are counted from external ground level to the flat’s entrance door. Where a lift is present, the count is based

on the number of steps climbed when using the lift.

Unrestricted parking within 25 metres: For this purpose, ‘Unrestricted parking’ includes parking available by

means of a parking permit. Restricted parking includes parking that is subject to parking restrictions, as

indicated by the presence of solid yellow, red or white lines at the edge of the road or by a parking control

sign, parking meters or other coin-operated machines.

1. Which floor (s) is the living

accommodation on?

Ground and First.

2. Are there three steps or fewer to a

main entrance to a property?

Yes x No

3. Is there a lift to the main entrance

door of the property?

Yes No x

4. Are all door openings greater than

750mm?

Yes No x

5. Is there a toilet on the same level as

the living room and kitchen?

Yes x No

6. Is there a toilet on the same level as

a bedroom?

Yes x No

7. Are all rooms on the same level with

no internal steps or stairs?

Yes No x

8. Is there unrestricted parking within 25

metres of an entrance door to the

building?

Yes

x No


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4. Valuation and conveyance issues

This section highlights information that should be checked with a solicitor or licensed conveyancer. It also

gives an opinion of market value and an estimated cost for insurance purposes.

Matters for a solicitor or licensed conveyancer

Confirmation should be ascertained that all appropriate Local Authority consents and approvals are

in place to form the subjects in their current layout.

Confirmation of the ownership and maintenance liabilities pertaining to the assumed shared boundaries

should be clarified by reference to the Title Deeds.

Estimated reinstatement cost for insurance purposes

£210,000

For Reinstatement Cost Assessment purposes it is recommended that the subjects be insured for a

sum of not less than £210,000 (TWO HUNDRED AND TEN THOUSAND POUNDS STERLING).

This figure is the estimate of the cost of rebuilding the premises and bears no direct relationship to

current market value.

Valuation and market comments

£215,000 Having considered matters, taking account of our general observations on site, we are of the opinion

that the current market value of the subjects in their present condition and with the benefit of full

vacant possession may be fairly stated in the capital sum of £215,000 (TWO HUNDRED AND FIFTEEN

THOUSAND POUNDS STERLING).


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Report author Charlie Gilmour, Associate, BSc (Hons) PgDIP MRICS

Address 12 Alloway Place, Ayr, KA7 2AG

Signed

Date of report 21/7/2017


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SINGLE SURVEY TERMS & CONDITIONS (WITH MVR)

PART 1 – GENERAL

1.1 THE SURVEYORS

The Seller has engaged the Surveyors to provide the Single Survey Report and a generic Mortgage

Valuation Report for Lending Purposes. The Seller has also engaged the Surveyors to provide an Energy

Report in the format prescribed by the accredited Energy Company.

The Surveyors are authorised to provide a transcript or retype of the generic Mortgage Valuation Report

on to Lender specific pro-forma. Transcript reports are commonly requested by Brokers and Lenders. The

transcript report will be in the format required by the Lender but will contain the same information, inspection

date and valuation figure as the generic Mortgage Valuation Report and the Single Survey. The Surveyors

will decline any transcript request which requires the provision of information additional to the information

in the Report and the generic Mortgage Valuation Report until the Seller has conditionally accepted an

offer to purchase made in writing.

Once the Seller has conditionally accepted an offer to purchase made in writing, the Purchaser’s lender or

conveyancer may request that the Surveyors provide general comment on standard appropriate

supplementary documentation. In the event of a significant amount of documentation being provided to

the Surveyors, an additional fee may be incurred by the Purchaser. Any additional fee will be agreed in

writing.

If information is provided to the Surveyors during the conveyancing process which materially affects the

valuation stated in the Report and generic Mortgage Valuation Report, the Surveyors reserve the right to

reconsider the valuation. Where the Surveyors require to amend the valuation in consequence of such

information, they will issue an amended Report and generic Mortgage Valuation report to the Seller. It is

the responsibility of the Seller to ensure that the amended Report and generic Mortgage Valuation Report

are transmitted to every prospective Purchaser.

The individual Surveyor will be a member of the Royal Institution of Chartered Surveyors who is competent

to survey, value and report upon Residential Property. *

If the Surveyors have had a previous business relationship within the past two years with the Seller or

Seller’s Agent or relative to the property, they will be obliged to indicate this here: Yes

The Surveyors have a written complaints handling procedure. This is available from the offices of the

Surveyors at the address stated.

* Which shall be in accordance with the current RICS Appraisal and Valuation Standards (The Red Book)

and RICS Rules of Conduct.


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1.2 THE REPORT

The Surveyors will not provide an amended Report on the Property, except to correct factual inaccuracies.

The Report will identify the nature and source of information relied upon in its preparation.

The Surveyor shall provide a Market Value of the Property, unless the condition of the Property is such

that it would be inappropriate to do so. A final decision on whether a loan will be granted rests with the

Lender who may impose retentions in line with their lending criteria. The date of condition and value of the

property will be the date of inspection.

Prior to the 1st December 2008, Purchasers have normally obtained their own report from their chosen

Surveyor. By contrast, A Single Survey is instructed by the seller and made available to all potential

Purchasers in expectation that the successful Purchaser will have relied upon it. The Royal Institution of

Chartered Surveyors rules require disclosure of any potential conflict of interest when acting for the Seller

and the Purchaser in the same transaction. The Single Survey may give rise to a conflict of interest and if

this is of concern to any party they are advised to seek their own independent advice.

The report and any expressions or assessments in it are not intended as advice to the Seller or Purchaser

or any other person in relation to an asking price or any other sales or marketing decisions.

The Report is based solely on the Property and is not to be relied upon in any manner whatsoever when

considering the valuation or condition of any other property.

If certain minor matters are mentioned in the Report it should not be assumed that the Property is free of

other minor defects.

Neither the whole nor any part of the Report may be published in any way, reproduced or distributed by

any party other than the Seller, prospective purchasers and the Purchaser and their respective professional

advisors without the prior written consent of the Surveyors.

1.3 LIABILITY

The Report is prepared with the skill and care reasonably to be expected of a competent residential

surveyor who is a member of the Royal Institution of Chartered Surveyors.

The Report is addressed to the Seller and was prepared in the expectation that it (or a complete copy)

along with these Terms and Conditions (or a complete copy) would (or, as the case might be, would have

been) be disclosed and delivered to

the Seller;

any person(s) noting an interest in purchasing the Property from the Seller;

any person(s) who make(s) (or on whose behalf is made) an offer to purchase the Property, whether or not that offer is accepted by the Seller;

the Purchaser; and

the professional advisors of any of these.

The Surveyors acknowledge that their duty of skill and care in relation to the Report is owed to the Seller and to the Purchaser. The Surveyors accept no responsibility or liability whatsoever in relation to the Report to persons other than the Seller and the Purchaser. The Seller and Purchaser should be aware that if a Lender seeks to rely on this Report they do so at their own risk. In particular, the Surveyors accept no responsibility or liability whatsoever to any Lender in relation to the Report. Any such Lender relies upon the Report entirely at their own risk.


Page 24 of 27

1.4 GENERIC MORTGAGE VALUATION REPORT

The Surveyors undertake to the seller that they will prepare a generic Mortgage Valuation Report, which

will be issued along with the Single Survey. It is the responsibility of the Seller to ensure that the generic

Mortgage Valuation Report is provided to every potential Purchaser.

1.5 TRANSCRIPT MORTGAGE VALUATION FOR LENDING PURPOSES

The Surveyors undertake that on being asked to do so by a prospective purchaser, or his/her professional

advisor or Lender, they will prepare a Transcript Mortgage Valuation Report for Lending Purposes on terms

and conditions to be agreed between the Surveyors and Lender and solely for the use of the Lender and

upon which the Lender may rely. The decision as to whether finance will be provided is entirely a matter

for the Lender. ** The Transcript Mortgage Valuation report will be prepared from information contained in

the report and the generic Mortgage Valuation Report.

1.6 INTELLECTUAL PROPERTY

All intellectual property rights whatsoever (including copyright) in and to the Report, excluding the headings

and rubrics, are the exclusive property of the Surveyors and shall remain their exclusive property unless

they assign the same to any other party in writing.

1.7 PAYMENT

The Surveyors are entitled to refrain from delivering the Report to anyone until the fee and other charges

for it notified to the Seller have been paid. Additional fees will be charged for subsequent inspections and

Reports.

1.8 CANCELLATION

The Seller will be entitled to cancel the inspection by notifying the Surveyor’s office at any time before the

day of the inspection.

The Surveyor will be entitled not to proceed with the inspection (and will so report promptly to the Seller) if

after arriving at the property, the Surveyor concludes that it is of a type of construction of which the Surveyor

has insufficient specialist knowledge to be able to provide the inspection satisfactorily. The Surveyor will

also be entitled not to proceed if after arriving at the property, the Surveyor concludes that the property is

exempt under Part 3 of The Housing (Scotland) Act 2006 as detailed in the (Prescribed Documents)

Regulations 2008. If there is a potential threat to their health or personal safety, the inspection may be

postponed or cancelled at the Surveyor’s discretion.

In the case of cancellation or the inspection not proceeding, the Surveyor will refund any fees paid by the

Seller for the inspection and Report, except for expenses reasonably incurred and any fee due in light of

the final paragraph of this section.

In the case of cancellation by the Seller, for whatsoever reason, after the inspection has taken place but

before a written report is issued, the Surveyor will be entitled to raise an Invoice equivalent to 80% of the

agreed fee.

** Which shall be in accordance with the current RICS Appraisal and Valuation Standards (The Red Book)

and RICS Rules of Conduct.

1.9 PRECEDENCE

If there is any incompatibility between these Terms and Conditions and the Report, these Terms and

Conditions take precedence.


Page 25 of 27

1.10 DEFINITIONS

the “Lender” is the party who has provided or intends or proposes to provide financial assistance to the Purchaser towards the purchase of the Property and in whose favour a standard security will be granted over the Property;

the “Transcript Mortgage Valuation Report for Lending Purposes” means a separate report, prepared by the Surveyor, prepared from information in the Report and the generic Mortgage Valuation Report, but in a style and format required by the Lender. The Transcript Mortgage Valuation Report for Lending Purposes will be prepared with the skill and care reasonably to be expected from a Surveyor who is a member of the Royal Institution of Chartered Surveyors and who is competent to survey, value and report on the Property;

the “Generic Mortgage Valuation Report” means a separate report, prepared by the Surveyor from information in the Report but in the Surveyor’s own format.

the “Market Value” is the estimated amount for which the Property should exchange, on the date of valuation, between a willing seller and a willing buyer in an arm’s length transaction after proper marketing where the parties had each acted knowledgeably, prudently and without compulsion;

the “Property” is the property which forms the subject of the Report;

the “Purchaser” is the person (or persons) who enters into a contract to buy the Property from the Seller;

a “prospective Purchaser” is anyone considering buying the Property.

the “Report” is the report, of the kind described in Part 2 of these Terms and Conditions and in the form set out in Part 1 of Schedule 1 of the Housing (Scotland) Act 2006 (Prescribed Documents) Regulations 2008;

the “Seller” is/are the proprietor(s) of the Property;

the “Surveyor” is the author of the Report on the Property; and

the “Surveyors” are the firm of company of which the Surveyor is an employee, director, member or partner (unless the Surveyor is not an employee, director, member or partner, when the “Surveyors” means the Surveyor) whose details are set out at the head of the Report.

the “Energy Report” is the advice given by the accredited Energy Company, based on information

collected by the Surveyor during the Inspection, and also includes an Energy Performance

Certificate, in a Government approved format.

PART 2 – DESCRIPTION OF THE REPORT 2.1 THE SERVICE

The Single Survey is a Report by an Independent Surveyor, prepared in an objective way regarding the condition and value of the Property on the day of the inspection, and who is a member of the Royal Institution of Chartered Surveyors. It includes an Energy Report as required by Statute and this is in the format of the accredited Energy Company. In addition, the Surveyor has agreed to supply a generic Mortgage Valuation Report.


Page 26 of 27

2.2 THE INSPECTION

The Inspection is a general surface examination of those parts of the Property which are accessible: in

other words, visible and readily available for examination from ground and floor levels without risk of

causing damage to the Property or injury to the Surveyor.

All references to visual inspection refer to an inspection from within the property at floor level and from

ground level within the site and adjoining public areas, without the need to move any obstructions. Any

references to left or right are taken facing the front of the property.

The Inspection is carried out with the Seller’s permission, without causing damage to the building or

contents. Furniture, stored items and insulation are not moved.

Unless identified in the report the Surveyor will assume that no harmful or hazardous materials have been

used in the construction. The presence or possible consequences of any site contamination will not be

researched.

The Surveyor will not carry out an asbestos inspection, and will not be acting as an asbestos inspector in

completing a Single Survey or properties that may fall within the Control of Asbestos in the Workplace

Regulations. In the case of flats it will be assumed that there is a duty holder, as defined in the Regulations

and that a Register of Asbestos and effective Management Plan is in place, which does not require any

expenditure, or pose a significant risk to health. No enquiry of the duty holder will be made.

2.3 THE REPORT

The Report will be prepared by the Surveyor who carried out the property inspection and will describe

various aspects of the property as defined by the headings of the Single Survey report with the comments

being general and unbiased. The report on the location, style and condition of the property will be concise

and will be restricted to matters that could have a material affect upon value and will omit items that, in the

Surveyor’s opinion, are not significant. If certain minor matters are mentioned, it should not be interpreted

that the property is free of any other minor defects.

Throughout the report the following repair categories will be used to give an overall opinion of the state of

repair and condition of the property:

2.3.1. Category 3: Urgent repairs or replacement are needed now.

Failure to deal with them may cause problems to other parts of the property or cause a safety

hazard. Estimates for repairs or replacement are needed now.

2.3.2. Category 2: Repairs or replacement requiring future attention, but estimates are still

advised.

2.3.3. Category 1: No immediate action or repair is needed.

WARNING:

If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more

serious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect

on marketability, value and the sale price ultimately achieved for the property. This is particularly true

during slow market conditions when the effect can be considerable.

Parts of the property which cannot be seen or accessed will not be reported upon and this will be stated.

If the Surveyor suspects that a defect may exist within an unexposed area and which could have a material

effect upon the value, he may recommend further investigation by specialist contractors.


Page 27 of 27

2.4 SERVICES

Surveyors are not equipped or qualified to test the services and therefore no comment can be interpreted

as implying that the design, installation and function of the services are in accordance/compliance with

regulations, safety and efficiency expectations. However, comment is made where there is cause to

suspect significant defects or shortcomings with the installations. No tests are made of any services or

appliances.

2.5 ACCESSIBILITY

A section is included to help identify the basic information interested parties need to know to decide whether

to view a property.

2.6 ENERGY REPORT

A section is included that makes provision for an Energy Report, relative to the property. The Surveyor will

collect physical data from the property and provide such data in a format required by an accredited Energy

Company. The Surveyor cannot of course accept liability for any advice given by the Energy Company.

2.7 VALUATION & CONVEYANCER ISSUES

The last section of the Report contains matters considered relevant to the Conveyancer (Solicitor).

It also contains the Surveyor’s opinion both of the market value of the property and of the re-instatement

cost, as defined below.

“Market Value” is the estimated amount for which a property should exchange on the date of valuation

within a willing buyer and willing seller in an arms-length transaction after proper marketing wherein the

parties have each acted knowledgably, prudently and without compulsion. In arriving at the opinion of the

Market Value the Surveyor also makes various standard assumptions covering, for example, vacant

possession; tenure and other legal considerations; contamination and hazardous materials; the condition

of un-inspected parts; the right to use mains services; and the exclusion of curtains, carpets etc. from the

valuation. In the case of flats, the following further assumptions are made that:

*There are rights of access and exit over all communal roadways, corridors, stairways etc. and to use communal grounds, parking areas, and other facilities;

*There are no particularly troublesome or unusual legal restrictions.

*There is no current dispute between the occupiers of the flats or any outstanding claims or losses; and the costs of repairs to the building are shared among the co-proprietors on an equitable basis.

Any additional assumption, or any found not to apply, is reported.

“Re-instatement cost” is an estimate for insurance purposes the current cost of rebuilding the Property in

its present form unless otherwise stated. This includes the cost of rebuilding the garage and permanent

outbuildings, site clearance and professional fees, but excludes VAT (except on the fees).

Sellers or prospective Purchasers may consider it prudent to instruct a re-inspection and revaluation after

a period of 12 weeks (or sooner if appropriate) to reflect changing circumstances in the market and/or in

the physical condition of the Property.

Valuation Certainty: Our valuation reflects market conditions for this area. For the purpose of this

valuation it is assumed that this trend will continue. The result of the UK referendum to leave the EU has

created uncertainty within the market, and it should be appreciated that the valuation is based on the

most recent comparable evidence available.

Floor number of subject property

No. of floors in block

No. of flats in block

Mortgage Valuation Report for Home Report

Source: G+S Home Report Sel ler Name Sa ndra Murphy Reference AYR-2017\07\0089

1) Property Details House Name

Number / Ext 77

Street Ada mton Roa d North

Area

Town Pre s twi ck Postcode KA9 2EU

2) Description of propertyProperty Type Hous e House Type Se mi -De ta che d

Year Bui l t Bui l t ci rca 1930 Non Traditional Construction? No

(*Speci fy under general comments)

3) Accommodation - give number of:Receptions 2 Bedrooms 3 Kitchens 1 Bathrooms 2 Total Ins ide

W.C.s2 No of floors 2

Other None . Garage(s) Si ngl e Outbui ldings None . Garden Pri va te front ga bl e a nd re a r.

4) Tenure Abs ol ute Owne rs hi p If Leasehold, years unexpired:

Any known or reported problems with onerous or unusual ground rent or service charges?

Owner occupied x Tenanted Vacant

If part tenanted, pleasegive detai ls

5) Subsidence, Settlement and LandslipDoes the property show s igns of, or i s the property located near any areasubject to lands l ip, heave, settlement,subs idence,flooding or mining?

No

If yes , pleaseclari fy

6) Condition of PropertyAre essentia l internal repairs required? Yes No x

Are essentia l external repairs required? Yes No x

Should the repairs be effected before the advance is made? Yes No

Is a mortgage retention recommended? Yes No x

If the answer to any of the above questions is Yes , please provide further detai l :

Page 1 of 3

7) Services Mains water x Mains drainage x Electrici ty x Gas x Central heating Ga s

8) Demand for letting (Buy to let)Monthly rental value from the property (on a furnished bas is ):

Monthly rental value from the property (on an unfurnished bas is ):

9) Insurance Reinstatement ValueTotal area of a l l floors measured internal ly (m²) 109 s q m or the re by.

Cost of rebui lding inc. demol i tion, s i te clearance, profess ional fees , local authori ty requirementsand main bui lding (inc a l l other structures within the s i te boundaries unless speci fical ly excluded)

£210,000

10) Market Valuation for Mortgage Purposes (Assuming Vacant Possession)Do you recommend the property as suitable securi ty for a mortgage? Ye s

If no, please provide reasons:

If Yes , please provide your valuation

Valuation in present condition: £215,000

Valuation on completion of any works required under Question 6

11) General CommentsPlease advise of any special features of the property and/or the location, which affects the property.The s ubje cts compri s e of a n e xte nde d two s tore y s e mi -de ta che d hous e a nd a re l oca te d wi thi n a n e s ta bl i s he d di s tri ct of Pre s twi ck, whe re s urroundi ng prope rti e s va ry i n de s i gn a nd cha ra cte r. Al l l oca l a me ni ti e s a nd fa ci l i ti e s ca n be found wi thi n a re a s ona bl e di s ta nce .

Confi rma ti on s houl d be a s ce rta i ne d tha t a l l a ppropri a te Loca l Authori ty cons e nts a nd a pprova l s a re i n pl a ce to form the s ubje cts i n the i r curre nt l a yout.

Confi rma ti on of the owne rs hi p a nd ma i nte na nce l i a bi l i ti e s pe rta i ni ng to the a s s ume d s ha re d bounda ri e s s houl d be cl a ri fi e d by re fe re nce to the Ti tl e De e ds .

The e xte rna l fa bri c wa s s e e n to be i n a fa i r s ta te of re pa i r a nd gi ve n the a ge a nd na ture of the s tructure on-goi ng ma i nte na nce a nd re pa i r works s houl d be a nti ci pa te d pa yi ng pa rti cul a r a tte nti on to roof cove ri ngs , ra i nwa te r conductor goods , chi mne ys a nd e xte rna l bri ckwork a nd re nde rwork.

The i nte rna l fa bri c wa s s e e n to be i n a fa i r condi ti on i n re ga rd to a ge a nd cha ra cte r. A numbe r of i te ms we re note d a s re qui ri ng re pa i r howe ve r the s e s houl d be ca pa bl e of re me dy duri ng the cours e of routi ne ca re a nd ma i nte na nce .

IMPORTANT - THIS IS A CONFIDENTIAL REPORT PREPARED FOR MORTGAGE PURPOSES.Certi ficate: I have personal ly inspected the property described herein and confirm adequate profess ional indemnity cover isheld.

Signature

Date of inspection 21/07/2017

Date of report 21/07/2017

Company / Fi rm Name Graham + SibbaldOffice Name Ayr

Office Addr1 12 Al l owa y Pl a ce

Office Addr2

Area

Town Ayr

Postcode KA7 2AG

Tel no 01292 271 030

Page 2 of 3

MORTGAGE VALUATION- CONDITIONS OF ENGAGEMENT

A valua on for mortgage is a limited inspec on and report produced for Building Socie es, Banks and other Lenders to enable them to make alending decision. IT IS NOT A SURVEY. Unless otherwise stated the date of valuation will be the date of inspection.

This report is used to guide the lender on the market value of the property for mortgage purposes, and is carried out for this purpose alone. Althoughthe inspec on will be carried out by a valuer who will usually be a qualified surveyor it is not a detailed inspec on of the property, and only majorvisible defects will be noted. Subject to reasonable accessibility, the roof space is inspected only to the extent visible from the access hatch withoutentering it. The surveyor will not inspect under floor areas, communal roof space or other parts not readily accessible. The exterior and roof of theproperty will be inspected from ground level only from within the boundaries of the site and adjacent/communal public areas. The area of theproperty will be taken into account, and the rooms individually inspected, but floor coverings and furniture will not be moved. Services (such aswater, gas, electricity and drainage) will not be tested and we will not advise as to whether these comply with regula ons in respect of theseservices.

The surveyor may recommend that a part of the mortgage be retained by the lenders un l such me as par cular repair works are carried out.Similarly the report may suggest that the borrower should undertake to carry out certain repairs or commission more extensive inves ga on wherehidden defects are suspected since these may have a material effect on the value of the property. If a reten on is recommended then the figureshould not be regarded as an es mate of repair costs. Its purpose is to protect the interests of the lending ins tu on. It is recommended thatdetailed es mates be obtained before proceeding with the purchase. A en on is drawn to the fact that if a subsequent transcrip on of this reportis prepared on a lenders form, then in order to comply with the lenders specific requirements, the wording or phraseology may differ. Many peoplerely on the Mortgage Valua on Cer ficate in the mistaken belief that it is a detailed survey. The report is o en made available to house buyers bylenders, but this does not mean that it should be relied upon as a report of the condition of the building.

The defini on of "market value" is the es mated amount for which a property should exchange on the date of valua on, between a willing buyer anda willing seller in an arms-length transac on a er proper marke ng wherein the par es had acted knowledgeably, prudently and withoutcompulsion. For the purpose of this market value the surveyor has assumed that vacant possession will be provided. Unless otherwise stated thesurveyor has valued the interest on a Comparable Basis.

The inspec on that has been undertaken should not be regarded as a survey. The surveyor did not inspect parts of the property which were covered,unexposed or inaccessible and are therefore unable to report that any such part of the property is free from defect. Defects which are notconsidered materially to affect the value of the property or other ma ers which would be a ended to during maintenance, may not have beenmen oned. If defects have been men oned in this report, they should be regarded as indica ve and not exhaus ve. For the purposes of thisvaluation the surveyor assumes that all uninspected areas are free from defect which would have a material effect on value.

In accordance with our normal prac ce, we must state that this report is for the use only of the party to whom it is addressed or their named clientand no responsibility is accepted to any third party for the whole or any part of its content. In addi on, we would bring to your a en on that neitherthe whole nor any part of this report, nor any reference thereto, may be included in any document, circular or statement without prior wri enapproval of the form and context in which it will appear.

The surveyor shall, unless otherwise expressly agreed, rely upon informa on provided by the Client and/or the Client's legal or other professionaladvisers relating to tenure, leases and all other relevant matters.

For the purposes of this valua on the surveyor has assumed that all ground burdens are nominal or have been redeemed and that there are nounusual outgoings or onerous restric ons contained within the Titles of which we have no knowledge. The surveyor has further assume that thesubjects are unaffected by any adverse planning proposals.

Unless otherwise stated, it is assumed that all the required valid planning permissions and statutory approvals for the building and for their use,including any recent or significant extensions or altera ons, have been obtained and complied with. It has been further assumed that nodeleterious or hazardous materials or techniques have been used in the construc on of the subject and that there is no contamina on in or fromthe ground or from the immediate surrounds.

The surveyor will not carry out an asbestos inspec on and will not be ac ng as an asbestos inspector in comple ng a valua on inspec on ofproper es that may fall within the Control of Asbestos Regula ons 2012. No enquiry of the duty holder, as defined in the Control of AsbestosRegula ons 2012, of the existence of an asbestos register, or of any plan for the management of asbestos will be made. Your legaladviser/conveyancer should confirm the duty holder under these regula ons, the availability of an Asbestos Register and the existence andmanagement of any asbestos containing materials. For the purposes of this valua on, the surveyor has assumed that there is a duty holder, asdefined in the Control of Asbestos Regula ons 2012, and that a Register of Asbestos and effec ve Management Plan is in place which does notrequire any immediate expenditure or pose a significant risk to health or breach the HSE Regulations.

The surveyor confirms that this mortgage valua on is prepared in accordance with the RICS Valua on - Global Standards 2017 and incorpora ngIVSC Interna onal Valua on Standards and, unless other stated, we are External Valuers as defined therein. Further informa on may also beobtained from the Royal Institution of Chartered Surveyors in Scotland, 3rd Floor, 125 Princes Street, Edinburgh EH2 4AD. Tel no 0131 225 7078.

As part of this remit, the surveyor may, where he/she feels qualified and experienced to do so, provide general comment on standard appropriatesupplementary documenta on, presented to us by the clients lender and conveyancer. In the event of a significant amount of documenta on beingprovided to us, an additional fee may be incurred. Any additional fees will be agreed.

We confirm this firm operates formal procedures to deal with complaints from clients in accordance with Bye-law 19 Regula on 2.7 of the RoyalInstitution of Chartered Surveyors Rules of Conduct and Disciplinary Procedures. A copy of this procedure is available on request.

Date: 19/02/2016

Page 3 of 3

You can use this document to:Energy Performance Certificate (EPC)Dwellings

Scotland77 ADAMTON ROAD NORTH, PRESTWICK, KA9 2EU

Dwelling type: Semi-detached houseDate of assessment: 21 July 2017Date of certificate: 23 July 2017Total floor area: 109 m2

Primary Energy Indicator: 347 kWh/m2/year

Reference number: 0110-2239-6230-9123-2311Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Boiler and radiators, mains

gas

You can use this document to:Compare current ratings of properties to see which are more energy efficient and environmentally friendly•Find out how to save energy and money and also reduce CO2 emissions by improving your home•

Estimated energy costs for your home for 3 years* £4,437

Over 3 years you could save* £1,050

See yourrecommendations

report for moreinformation

* based upon the cost of energy for heating, hot water, lighting and ventilation, calculated using standard assumptions

Very energy efficient - lower running costs Current Potential

A(92 plus)

B(81-91)

71C(69-80)

D(55-68)

51E(39-54

F(21-38)

G(1-20)

Not energy efficient - higher running costs

Energy Efficiency Rating

This graph shows the current efficiency of your home,taking into account both energy efficiency and fuelcosts. The higher this rating, the lower your fuel billsare likely to be.

Your current rating is band E (51). The average ratingfor EPCs in Scotland is band D (61).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Very environmentally friendly - lower CO2 emissions Current Potential

A(92 plus)

B(81-91)

73C(69-80)

D(55-68)

52E(39-54

F(21-38)

G(1-20)

Not environmentally friendly - higher CO2 emissions

Environmental Impact (CO2) Rating

This graph shows the effect of your home on theenvironment in terms of carbon dioxide (CO2)emissions. The higher the rating, the less impact it hason the environment.

Your current rating is band E (52). The average ratingfor EPCs in Scotland is band D (59).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Top actions you can take to save money and make your home more efficient

Recommended measures Indicative cost Typical savingsover 3 years

Available withGreen Deal

1 Cavity wall insulation £500 - £1,500 £534.00

2 Floor insulation (suspended floor) £800 - £1,200 £141.00

3 Low energy lighting £40 £135.00

A full list of recommended improvement measures for your home, together with more information on potential cost andsavings and advice to help you carry out improvements can be found in your recommendations report.

THIS PAGE IS THE ENERGY PERFORMANCECERTIFICATE WHICH MUST BE AFFIXED TO THEDWELLING AND NOT BE REMOVED UNLESS IT IS

REPLACED WITH AN UPDATED CERTIFICATE

The Green Deal may allow you to make yourhome warmer and cheaper to run at no up-frontcapital cost. See your recommendations report

for more details.

Page 1 of 5Elmhurst Energy Systems RdSAP Calculator v2.11r11 (SAP 9.92)

Recommendations Report77 ADAMTON ROAD NORTH, PRESTWICK, KA9 2EU23 July 2017 RRN: 0110-2239-6230-9123-2311

Summary of the energy performance related features of this homeThis table sets out the results of the survey which lists the current energy-related features of this home. Each elementis assessed by the national calculation methodology; 1 star = very poor (least efficient), 2 stars = poor, 3 stars =average, 4 stars = good and 5 stars = very good (most efficient). The assessment does not take into consideration thecondition of an element and how well it is working. ‘Assumed’ means that the insulation could not be inspected and anassumption has been made in the methodology, based on age and type of construction.

Element Description Energy Efficiency Environmental

Walls Cavity wall, as built, no insulation (assumed)Cavity wall, as built, insulated (assumed)

Roof Pitched, no insulation (assumed)Pitched, insulated (assumed)

Floor Suspended, no insulation (assumed)Suspended, insulated (assumed)

Windows Fully double glazed

Main heating Boiler and radiators, mains gas

Main heating controls Programmer, TRVs and bypass

Secondary heating Room heaters, wood logs

Hot water From main system

Lighting Low energy lighting in 20% of fixed outlets

The energy efficiency rating of your homeYour Energy Efficiency Rating is calculated using the standard UK methodology, RdSAP. This calculates energy usedfor heating, hot water, lighting and ventilation and then applies fuel costs to that energy use to give an overall ratingfor your home. The rating is given on a scale of 1 to 100. Other than the cost of fuel for electrical appliances and forcooking, a building with a rating of 100 would cost almost nothing to run.

As we all use our homes in different ways, the energy rating is calculated using standard occupancy assumptionswhich may be different from the way you use it. The rating also uses national weather information to allow comparisonbetween buildings in different parts of Scotland. However, to make information more relevant to your home, localweather data is used to calculate your energy use, CO2 emissions, running costs and the savings possible from makingimprovements.

The impact of your home on the environmentOne of the biggest contributors to global warming is carbon dioxide. The energy we use for heating, lighting and powerin our homes produces over a quarter of the UK’s carbon dioxide emissions. Different fuels produce different amountsof carbon dioxide for every kilowatt hour (kWh) of energy used. The Environmental Impact Rating of your home iscalculated by applying these 'carbon factors' for the fuels you use to your overall energy use.

The calculated emissions for your home are 52 kg CO2/m²/yr.

The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment,heating and lighting this home currently produces approximately 5.7 tonnes of carbon dioxide every year. Adoptingrecommendations in this report can reduce emissions and protect the environment. If you were to install all of theserecommendations this could reduce emissions by 2.4 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

Page 2 of 5

•

Alternative measuresThere are alternative improvement measures which you could also consider for your home. It would be advisable toseek further advice and illustration of the benefits and costs of such measures.

External insulation with cavity wall insulation


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £3,738 over 3 years £2,955 over 3 years

Hot water £333 over 3 years £228 over 3 years

Lighting £366 over 3 years £204 over 3 years

Totals £4,437 £3,387

You couldsave £1,050 over 3 years

Potential future savings

These figures show how much the average household would spend in this property for heating, lighting and hot water.This excludes energy use for running appliances such as TVs, computers and cookers, and the benefits of anyelectricity generated by this home (for example, from photovoltaic panels). The potential savings in energy costs showthe effect of undertaking all of the recommended measures listed below.

Recommendations for improvementThe measures below will improve the energy and environmental performance of this dwelling. The performanceratings after improvements listed below are cumulative; that is, they assume the improvements have been installed inthe order that they appear in the table. Further information about the recommended measures and other simpleactions to take today to save money is available from the Home Energy Scotland hotline which can be contacted on0808 808 2282. Before carrying out work, make sure that the appropriate permissions are obtained, where necessary.This may include permission from a landlord (if you are a tenant) or the need to get a Building Warrant for certaintypes of work.

Recommended measures Indicative cost Typical savingper year

Rating after improvement

Energy EnvironmentGreenDeal

D 57 D 58

D 59 D 60

D 60 D 61

D 61 D 63

D 63 D 65

C 71 C 73

1 Cavity wall insulation £500 - £1,500 £178

2 Floor insulation (suspended floor) £800 - £1,200 £47

3 Low energy lighting for all fixedoutlets £40 £45

4 Upgrade heating controls £350 - £450 £45

5 Solar water heating £4,000 - £6,000 £36

6 Solar photovoltaic panels, 2.5 kWp £5,000 - £8,000 £274

Measures which have a green deal tick are likely to be eligible for Green Deal finance plans based on indicativecosts. Subsidy also may be available for some measures, such as solid wall insulation. Additional support may also beavailable for certain households in receipt of means tested benefits. Measures which have an orange tick mayneed additional finance. To find out how you could use Green Deal finance to improve your property, visitwww.greenerscotland.org or contact the Home Energy Scotland hotline on 0808 808 2282.

Choosing the right improvement package

For free and impartial advice on choosing suitable measures for your property, contact the Home EnergyScotland hotline on 0808 808 2282 or go to www.greenerscotland.org.

Page 3 of 5


About the recommended measures to improve your home’s performance ratingThis section offers additional information and advice on the recommended improvement measures for your home

1 Cavity wall insulationCavity wall insulation, to fill the gap between the inner and outer layers of external walls with an insulatingmaterial, reduces heat loss; this will improve levels of comfort, reduce energy use and lower fuel bills. Theinsulation material is pumped into the gap through small holes that are drilled into the outer walls, and the holesare made good afterwards. As specialist machinery is used to fill the cavity, a professional installation companyshould carry out this work, and they should carry out a thorough survey before commencing work to ensure thatthis type of insulation is suitable for this home and its exposure. They should also provide a guarantee for thework and handle any building standards issues. Further information about cavity wall insulation and details oflocal installers can be obtained from the Building Standards Division’s section of the Scottish Governmentwebsite (www.scotland.gov.uk/Topics/Built-Environment/Building/Building-standards/publications/pubguide/cavitywallinsul) or the National Insulation Association(www.nationalinsulationassociation.org.uk).

2 Floor insulation (suspended floor)Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use andlower fuel bills. Suspended floors can often be insulated from below but must have adequate ventilation toprevent dampness; seek advice about this if unsure. Further information about floor insulation is available frommany sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulationsgenerally apply to this work so it is best to check this with your local authority building standards department.

3 Low energy lightingReplacement of traditional light bulbs with energy saving recommended ones will reduce lighting costs over thelifetime of the bulb, and they last up to 12 times longer than ordinary light bulbs. Also consider selecting lowenergy light fittings when redecorating; contact the Lighting Association for your nearest stockist of DomesticEnergy Efficient Lighting Scheme fittings.

4 Heating controls (room thermostat)The heating system should have a room thermostat to enable the boiler to switch off when no heat is required. Acompetent heating engineer should be asked to do this work. Insist that the thermostat switches off the boiler aswell as the pump and that the thermostatic radiator valve is removed from any radiator in the same room as thethermostat. Building regulations generally apply to this work and a building warrant may be required, so it is bestto obtain advice from your local authority building standards department and from a qualified heating engineer.

5 Solar water heatingA solar water heating panel, usually fixed to the roof, uses the sun to pre-heat the hot water supply. This cansignificantly reduce the demand on the heating system to provide hot water and hence save fuel and money.Planning permission might be required, building regulations generally apply to this work and a building warrantmay be required, so it is best to check these with your local authority. You could be eligible for Renewable HeatIncentive payments which could appreciably increase the savings beyond those shown on your EPC, providedthat both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent).Details of local MCS installers are available at www.microgenerationcertification.org.

6 Solar photovoltaic (PV) panelsA solar PV system is one which converts light directly into electricity via panels placed on the roof with no wasteand no emissions. This electricity is used throughout the home in the same way as the electricity purchased froman energy supplier. Planning permission might be required, building regulations generally apply to this work anda building warrant may be required, so it is best to check these with your local authority. The assessment doesnot include the effect of any Feed-in Tariff which could appreciably increase the savings that are shown on thisEPC for solar photovoltaic panels, provided that both the product and the installer are certified by theMicrogeneration Certification Scheme (or equivalent). Details of local MCS installers are available atwww.microgenerationcertification.org.

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Low and zero carbon (LZC) energy sources are sources of energy that release either very little or no carbon dioxideinto the atmosphere when they are used. Installing these sources may help reduce energy bills as well as cuttingcarbon.LZC energy sources present:

Biomass secondary heating


Low and zero carbon energy sources

Your home's heat demand

You could receive Renewable Heat Incentive (RHI) payments and help reduce carbon emissions by replacing yourexisting heating system with one that generates renewable heat and, where appropriate, having your loft insulated andcavity walls filled. The estimated energy required for space and water heating will form the basis of the payments. Formore information go to www.energysavingtrust.org.uk/scotland/rhi.

Heat demand Existing dwelling Impact of loftinsulation

Impact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 18,962 (3,910) (3,262) N/A

Water heating (kWh per year) 2,266

AddendumThis dwelling may be exposed to wind driven rain and so requires further investigation to determine which type ofcavity wall insulation is best suited.

About this documentThis Recommendations Report and the accompanying Energy Performance Certificate are valid for a maximum of tenyears. These documents cease to be valid where superseded by a more recent assessment of the same buildingcarried out by a member of an Approved Organisation.

The Energy Performance Certificate and this Recommendations Report for this building were produced following anenergy assessment undertaken by an assessor accredited by Elmhurst (www.elmhurstenergy.co.uk), an ApprovedOrganisation Appointed by Scottish Ministers. The certificate has been produced under the Energy Performance ofBuildings (Scotland) Regulations 2008 from data lodged to the Scottish EPC register. You can verify the validity of thisdocument by visiting www.scottishepcregister.org.uk and entering the report reference number (RRN) printed at thetop of this page.

Assessor's name: Mr. Charles GilmourAssessor membership number: EES/019377Company name/trading name: Graham & SibbaldAddress: 1 Greenmarket

DundeeDD1 4QB

Phone number: 01382 200064Email address: [email protected] party disclosure: No related party

If you have any concerns regarding the content of this report or the service provided by your assessor you should inthe first instance raise these matters with your assessor and with the Approved Organisation to which they belong. AllApproved Organisations are required to publish their complaints and disciplinary procedures and details can be foundonline at the web address given above.

Use of this energy performance information

Once lodged by your EPC assessor, this Energy Performance Certificate and Recommendations Report are availableto view online at www.scottishepcregister.org.uk, with the facility to search for any single record by entering theproperty address. This gives everyone access to any current, valid EPC except where a property has a Green DealPlan, in which case the report reference number (RRN) must first be provided. The energy performance data in thesedocuments, together with other building information gathered during the assessment is held on the Scottish EPCRegister and is available to authorised recipients, including organisations delivering energy efficiency and carbonreduction initiatives on behalf of the Scottish and UK governments. A range of data from all assessments undertakenin Scotland is also published periodically by the Scottish Government. Further information on these matters and onEnergy Performance Certificates in general, can be found at www.gov.scot/epc.

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Opportunity to benefit from a Green Deal on this propertyUnder a Green Deal, the cost of the improvements is repaid over time via a credit agreement. Repayments are madethrough a charge added to the electricity bill for the property.

To see which improvements are recommended for this property, please turn to page 3. You can choose whichimprovements you want to install and ask for a quote from an authorised Green Deal provider. They will organiseinstallation by an authorised Green Deal installer. If you move home, the responsibility for paying the Green Dealcharge under the credit agreement passes to the new electricity bill payer.

For householders in receipt of income-related benefits, additional help may be available.

To find out more, visit www.greenerscotland.org or call 0808 808 2282.

Authorisedhome energyassessment

Finance atno upfront

cost

Choose fromauthorisedinstallers

May be paidfrom savingsin energy bills

Repaymentsstay with theelectricity bill

payer








